NON-RESIDENTIAL DESIGN - Butte County · 2014-10-03 · 5.1 Purpose and Intent The overall intent of the Non-Residential Building and Site Design Guidelines is to create a unique

C O M M E R C I A L D E S I G N 5-1

NON-RESIDENTIAL DESIGN5.1 PURPOSE AND INTENT5.2 COMMERCIAL DES IGN GUID ING PR INCIPLES5.3 THE COMMERCIAL V ILLAGE S ITE PLAN5.4 H IGHWAY SERV ICE & PUBL IC SAFETY CENTER S ITE PLAN5.5 SCHOOL S ITE PLAN5.6 ARCHITECTUR AL GUIDEL INES5.7 SUPPLEMENTAL STANDARDS FOR SPECIF IC USES5.8 LANDSCAPING

C H A P T E R 5

5-2 R I O D ’ O R O S P E C I F I C P L A N


Creating Great Spaces. The following Design Guidelines are included in this Specific Plan to ensure that the creative vision for Rio d’ Oro is successfully implemented through the design and development of the Commercial Village, the Highway Service Center, the School and the Public Safety Center. These guidelines provide future builders and designers with clear direction regarding the site planning and landscaping of these uses to establish a

consistent, high quality design character that will convey a common theme, establish a strong sense of place, and achieve the guiding principles of the Specific Plan.

5.1 Purpose and IntentThe overall intent of the Non-Residential Building and Site Design Guidelines is to create a unique Commercial Village, school and highway service area, integrating good site planning techniques with well-defined architecture and landscaping. These guidelines will establish the overall “look” and “feel” of the Commercial Village school and highway services area as well as set the tone for the overall community.

These guidelines are not strict requirements, but allow flexibility for architects, landscape architects, developers, builders, and others involved in the design process. Variation and customizing within the context of the guidelines is encouraged in order to achieve individually distinctive commercial buildings and spaces while maintaining a consistent theme. Through collaboration between the master developer, the builder(s), and the County, Rio d’ Oro is destined to set the bar for commercial design in Butte County. These Guidelines are intended to work in concert with the Development Standards contained in Chapter 7.

CHAPTER 5– Non-Residential Design


5.2 Commercial Design Guiding Principles Rio d’ Oro will include both regional and neighborhood serving commercial centers. These commercial uses will provide the residents of Rio d’ Oro and the surrounding region with shopping, restaurants, entertainment, highway commercial uses, public safety services, visitor serving uses, and other retail uses conveniently located nearby. The design of the Rio d’ Oro Commercial areas should reflect the “Sustainable Small Town Americana” design theme of the Rio d’ Oro community. Commercial areas should be designed to provide traditional streetscapes and pedestrian gathering spaces through careful placement and massing of buildings and thoughtful creative landscape designs. Commercial areas must be developed with a compatible and harmonious quality and style. Guiding principles for commercial design within Rio d’ Oro include:

• Sense of Place: Commercial and retail buildings should be designed as the cornerstone of the community. Architectural styles should express the “Sustainable Small Town Americana Theme” and draw inspiration from the traditional architectural styles found in Butte County. Materials and colors should have an enduring quality, reflect the architectural style or theme of the building, and should be apparent in the design of each building. Details and ornamentation should be authentic as much as possible. The overall combination of style and design elements should set the tone for the architectural quality and character of the entire Specific Plan Area.

• Circulation: Circulation routes should be designed according to the primary user of the site. The Commercial Village should continue the vision of a walkable, pedestrian friendly community by enhancing the pedestrian experience of the Commercial Village. The Highway Service Center should focus on providing convenient and efficient highway access for public safety officials and highway travelers.

• Superior Street Scenes: Buildings should be designed to include single story elements and other design elements at a pedestrian scale. Proper scale and proportions in massing and details should be implemented. Massing should be simplified and express the architectural style of the building. Massing and articulation should be varied to provide diversity and create attractive and inviting street scenes for interior streets, vehicle corridors and parking areas as well as Highway 70. Architecture within commercial areas should express the highest level of design quality and integrity with variety in design expression.

• Market Viability: Buildings should be oriented to maximize the visibility and exposure of retail buildings and facades to attract patrons, ensuring the long term viably of both commercial centers.

• Energy and Resource Efficiency: Commercial areas and buildings should be designed to maximize energy and resource efficiency, furthering the sustainability of the Rio d’ Oro community. This is achieved through the implementation of the most current green site planning and building techniques. Sustainable design themes may also be reflected in the chosen amenities and uses within each center. Examples include environmentally friendly dry cleaners, organic food markets, and farmers markets.


5.3 The Commercial Village Site PlanThe Commercial Village is the community focal point or “placemaker” in the Special Planning Area for social activity, day/night living, commercial (lifestyle) and civic use, and community identity. The Commercial Village is envisioned as a traditional main street atmosphere where residents can obtain everyday goods and services, socialize with friends and neighbors, and spend quality time with family. The following site planning guidelines are intended to establish the form of the street in order to create an authentic, traditional main street.

The Commercial Village lies at the project entry at the intersection of Pacific Heights Road and the North Community entry. The Commercial Village will include nighttime activities (restaurants, entertainment, retail, urban plazas) and horizontal mixed-use activities (residential or office adjacent to retail). Vertical mixed use design may evolve over time. Other potential uses include office, institutional, civic, childcare and community center. Multi-family uses are sited adjacent to retail and commercial parcels, with direct pedestrian connections, de-emphasizing automobile use.

Buildings and welcoming storefronts shall be located close to wide sidewalks to create an intimate, human-scale, pedestrian friendly environment. Squares, plazas, and paseos will be incorporated into the design to provide spaces for outdoor seating, benches and other pedestrian gathering spaces. These spaces combined with the adjacent retail uses provide a place for social interaction. Exhibit 5-1: Conceptual Commercial Village illustrates one possible site plan for the Commercial Village.

GREEN CONCEPT Provide comfortable and appealing pedestrian environments to promote pedestrian activity.


Exhibit 5-1: Conceptual Commercial Village (Illustrative Only)


5.3.1 Building PlacementCommercial buildings should be oriented for best visibility from public thoroughfares to attract potential customers. Buildings with street frontage, or those located directly adjacent to the public sidewalks are strongly encouraged to define the street’s edge. Windows and entries should face the street whenever possible to engage the street and add to the pedestrian experience. Architectural details should be added to rear and side facades facing streets and highways to avoid blank walls that could dominate public views. Stores with entries not visible from the street should be oriented towards pedestrian open space or a connecting internal walkway when possible. Stores that do not have direct street frontage or access from pedestrian open spaces or connecting internal walkways shall include walkways and landscaping along the building’s frontage to create a “street scene” where there is no street.

5.3.2 Public Spaces

The shopping experience envisioned has a local scale, with a traditional downtown arrangement, similar to Downtown Oroville. The public spaces associated with commercial buildings are to be inviting, comfortable and safe in order to encourage gathering before and after the shopping experience. This is achieved by designing gathering places that are integrated with the shopping experience:

• Gathering places should be oriented to the southeast in order to provide optimal human comfort throughout the day.

• Commercial buildings should be arranged to focus on public spaces.• Commercial streetscapes should expand at regular intervals to create outdoor

eating and sitting areas, in clear view of building entries and access to parking.• Public spaces should be designed to accommodate larger groups for events. • Activate public spaces with public art, water elements, and food services.• Connect the commercial public spaces to the arroyo open space with sidewalks

and trails.


Gathering Spaces“Gathering Spaces” are encouraged as much as possible to emphasize a pedestrian-friendly environment by creating locations within the commercial development that allow people to gather. These outdoor spaces create a more inviting feeling to pedestrians, allowing them to feel safe from the vehicular dominated parking

lot. Shaded courtyards, plazas, arcades and paseos are encouraged to be incorporated into the design of commercial centers as “Gathering Spaces” and may occur within, between, or around commercial buildings.

“Gathering Spaces” should be located where high levels of pedestrian activity are expected, such as adjacent to major entrances and near uses that allow for more interactivity with the

space. Uses such as delis, cafes, restaurants, bakeries, theaters, and other food and entertainment services are ideally suited for adjacency to “Gathering Spaces.”

“Gathering Spaces” should include amenities that enhance the pedestrian experience. Special paving should be used to indicate gathering spaces from circulation routes. Other amenities may include pedestrian scaled light posts, banners, fountains, arbors, trellises, umbrellas, shade trees, tables, chairs, benches, kiosks, potted plants, or public art.

Each commercial center shall have at least one “Gathering Space” incorporated into the design and function of the center. This space should be strongly defined by adjacent buildings with facades being visually penetrable with well articulated massing. Indoor-outdoor relationships are encouraged through the use of architectural features like arcades, deep building overhangs, awnings or other shade structures that provide shade to this activity space in warm weather.

Sidewalk Cafés and Outdoor Dining SpaceSidewalk cafés should create exciting outdoor spaces in the Commercial Village. Outdoor cafés must maintain a minimum of six (6’) feet of sidewalk in addition to the seating area.


5.3.3 Pedestrian CirculationPromoting pedestrian activity within interior commercial corridors and spaces is essential to the interactive nature and ultimate success of a commercial center. Well designed, human scale pedestrian corridors and spaces shall be included in the design of all commercial areas to accommodate and encourage pedestrian activity. Pedestrian access to public areas and buildings shall be designed to accommodate people of all ages and abilities through consultation with appropriate county staff and the Americans with Disabilities Act. Designs should focus on creating attractive and convenient pedestrian corridors and “Gathering Spaces”. Parking should be de-emphasized as much as possible and pedestrian plazas should be incorporated into the overall design.

Off-site ConnectionsThe Commercial Village will offer a strong pedestrian circulation system linking the Commercial Village and adjacent neighborhoods. This will afford comfortable and safe pedestrian use. Access to the residential community should be provided via walkways or paths.

Connecting WalkwaysWalkways throughout the commercial portion of the Rio d’ Oro Commercial development should connect the various buildings to each other and to the sidewalks along public rights-of-way. Use of trellises, landscaping, sitting areas, and orientation of buildings adjacent to one another will encourage pedestrian activity within the commercial area. In large parking lots, pedestrian walkways should be provided within

the median of at least one or two parking aisles depending on the size and design of the commercial center.

Sidewalks should be located along natural travel paths for pedestrians. Sidewalks should be a minimum of six (6) feet wide along pedestrian pathways and a minimum of eight (8) feet in width along more heavily traveled commercial corridors. Pedestrian walkways that may also be used for emergency access must allow a minimum clearance of twenty (20) feet in width and fourteen (14) feet in vertical clearance. Paving should be used to define circulation routes from activity areas.


5.3.4 Site AccessoriesSite accessories, such as benches, tables, chairs, umbrellas, bike racks, bollards, planters, litter cans, and recycling bins should include similar materials, textures, colors or design details as adjacent buildings to provide a design character consistent with the overall project. These accessories should be graffiti-resistant with materials that are easy to clean and paint. Site accessories should be of a consistent style and design throughout the commercial center and should be complementary to each other. Site accessories should be compatible with community-wide street furniture such as those discussed in chapter 4.

Benches should be conveniently located throughout the site to provide resting opportunities in key locations such as adjacent to fountains, under shade trees, and near major store entrances. Tables, chairs and umbrellas should also be located near appropriate uses such as restaurants and entertainment uses.

Litter cans and recycling bins shall be distributed in convenient locations throughout the commercial center to encourage patrons to recycle and discourage littering. Recycling containers shall be clearly marked to distinguish them from trash receptacles and prevent contamination of recycling bins.

Transit shelters should be incorporated into the design of the commercial project as regulated by the Specific Plan. The commercial developer should explore, with Butte Regional Transit (B-Line) and the City, possibilities for a structure that are integrated architecturally with the project through color, materials, and architectural style. Pedestrian walkways should provide for easy accessibility by pedestrians walking to and from the transit stop to the commercial center.


5.3.5 Vehicular CirculationVehicle circulation within the Commercial Village should be designed to slow traffic and create a pedestrian friendly environment while still providing access to the retail uses within. Monumentation should define each commercial center and shall be placed along a major street frontage. Vehicular access to commercial centers shall be clearly designated through the use of special paving, landscaping and appropriate signage. Intersections where both pedestrian and vehicular activities interact should include enhanced paving, roundabouts, bulb-outs or other design features that clearly signify the mixing of these activities and encourage slower vehicular travel speeds.

The project site shall have a limited number of driveways to reduce the traffic impact along major thoroughfares. Driveways should be carefully designed to ensure adequate visibility and stacking distances. Turning lanes should be provided as needed to reduce traffic congestion.

Pedestrian crossing areas should be clearly marked with striping, paving, bollards, bulb-outs or other design features that notify drivers of potential pedestrian activities. Driveways should be paved with asphalt, concrete, or an enhanced paving material such as brick or concrete block.

5.3.6 ParkingOn-street parking is encouraged to contribute to a traditional street scene, provide needed parking, activate the street, and provide a buffer between shoppers and the adjacent traffic. On-street parking is encouraged to meet parking requirements and should be clearly defined. If parking lots are required to meet parking demands, they should be oriented toward specific tenants and located away from the street, preferably behind buildings. Pedestrian pathways through parking areas and to building entrances should be clearly marked with landscaping, lighting, or other design features.

No street frontage should consist of a continuous parking lot; rather, parking should be dispersed throughout the site in various locations to avoid large parking fields. Any parking lots located along street edges shall be set back with a 6-foot minimum landscaped buffer between the parking area and the sidewalk to minimize the dominant feeling of the parking lot on pedestrians walking along the sidewalk.


Parking within the Commercial Village zone will be accomplished through conventional or collective parking standards to be implemented as part of the review process. One goal of the Commercial Village is to maximize the legibility of “main street” buildings through their orientation to the street. On-street parking is encouraged and large parking lots are sited behind the main building mass. In this position, the large parking fields become secondary visual elements, yet are functionally sized to accommodate the projected parking needs of the structure(s).

GREEN CONCEPT Reduce parking footprints by distributing parking along streets and in smaller clusters of parking areas rather than large lots to minimize the amount of large pavement surfaces.

GREEN CONCEPT Locate parking behind or to the side of buildings to reduce the visual impact of parking on streets and promote a friendly pedestrian streetscape.

Parking lots are to be hidden behind storefronts, easily accessible and comfortably designed. This can be achieved as follows:

• Parking layout should be arranged so that pedestrians have minimum conflicts with vehicles. See Exhibit 5-2: Commercial Parking Lot Layout.

• Tree planting within the parking lot should be at a ratio of one tree for every five spaces. Select trees that are deciduous and have moderate to fast growth. Tree planting in parking lots should achieve 100% shadow coverage on paved surfaces within ten years.

• Planting islands should be the size of a parking space.• Bio-swales should be integrated into the planting islands and should collect

100% of the runoff from paved surfaces. See Exhibit 5-2: Conceptual Parking Lot Layout.

GREEN CONCEPT Incorporate bio-swales into parking areas to capture stormwater run-off and filter pollutants from stormwater before it enters the storm drains system.

GREEN CONCEPT Provide shade trees to shield pavement and automobiles from the sun and minimizing the creation of “heat islands.”


Exhibit 5-2: Commercial Parking Lot Layout (Illustrative Only)


5.4 Highway Service & Public Safety Center Site PlanThe Highway Service commercial area and Public Safety Center are intended to provide safety services, storage facilities, highway services and other auto-oriented commercial uses. These uses are required to serve the needs of the community; however, due to their size and the nature of use, they are inappropriate in the pedestrian dominated Commercial Village. Therefore, these uses have been conveniently located along Highway 70 at the Palermo Road intersection to provide easy access to the site for patrons as well as life-safety service providers.

The Highway Service Center is envisioned as the life-safety center for the specific plan community and the surrounding area. In order to address the limited public safety response times currently experienced in the area, the Specific Plan Land Use Plan has designated this site for the future establishment of a sub-station that will provide offices for the Butte County Sheriff’s Office, CAL Fire and the California Highway Patrol (CHP). Facilities will be built to suit their needs and will include offices, parking, and any other uses required by these agencies.

To ensure the viability of the site, commercial uses are also permitted to help off-set the cost of improvements. Uses were chosen to provide additional services that are not otherwise provided in the Commercial Village. Such services might include storage facilities for boats, recreational vehicles, or mini-storage. Highway services provide another opportunity to generate income required to support the construction of a public facility in this location. Highway services are those services such as gas stations, mini-markets, car washes, food services, and other travel-related uses.

Due to the visibility of this site along Highway 70 and its location at the gateway to the City of Oroville, Palermo and the Specific Plan Area, the design of the Highway Commercial Center is important. The scale and mass of these types of uses often result in an unwelcoming, industrial look. The following guidelines are intended to avoid this type of development and create an attractive Highway Commercial Center.


Exhibit 5-3: Highway Service and Public Safety Center Layout (Illustrative Only)


5.4.1 Building PlacementCommercial buildings should be oriented for best visibility from Highway 70 and Palermo Road. Buildings should be located relatively close to the highway or street edge while still providing enough separation to address noise and safety concerns. Separation between buildings and roadways may consist of one or two rows of parking; however, large parking lots shall be avoided. Landscaping offers the best and most desirable method of separating buildings from the highway or street.

Building placement should enhance the corner of Palermo Road and Highway 70 to create a strong, attractive presence along the highway. Windows, decorative awning, or other architectural details should be provided along both frontages to provide attractive facades. Drive aisles, doors and pedestrian access-ways should be oriented for easy pedestrian access from the parking areas. Architectural features should enhance entries so that they are easily located.

5.4.2 Vehicle CirculationThe primary goal of Vehicular Circulation within the Highway Service Center is to provide safe and efficient vehicle routes within the site. This is particularly important for public safety vehicles accessing Highway 70. Since highway access is limited, the primary entry of the Highway Service Center will take access from Palermo Road. To avoid impacting Highway 70, driveways shall be located a minimum of 300 feet from the centerline of Highway 70.

5.4.3 Pedestrian CirculationAlthough vehicles are the primary user of the Highway Commercial Center, pedestrian circulation should be carefully designed to provide safe routes for pedestrians to travel throughout the center.

Although Highway Service uses are auto-dominated, there may be occasions for the appropriate creation of public spaces. These spaces should be shielded from the highway by buildings to create a quieter, more comfortable pedestrian experience. Public spaces should be located away from major drive aisles and should include landscaping and other site amenities consistent in design and material as those found in the Commercial Village.

5.4.4 ParkingParking will be provided in the form of parking lots. Parking should be landscaped in a similar fashion as parking lots in the Commercial Village and should incorporate the same landscape design principles, including those illustrated in Exhibit 5-2: Commercial Parking Lot Layout.


5.5 School (K-6) Site PlanThe school, in conjunction with the adjacent village green, provides the major focal point for Village 3. Therefore, the design of the school is important in establishing the identity of this village. In order to maintain a viable site for the Palermo School District, the Specific Plan seeks to limit the design restrictions placed on the school; however, the school district is strongly encouraged to consider the context of this school and its role in this residential village in both its site planning and architectural design efforts.

As part of the Specific Plan process, the school district was consulted regarding the design of the future school facility. The resulting site plan shown in Exhibit 5-4: Conceptual School Site Plan represents a conceptual plan that is consistent with the school district’s typical design for elementary school facilities. Appropriate amenities will be determined by the district at the time of development. Additional amenities that might be considered by the school in order to maintain the environmental stewardship theme of Rio d’ Oro is the establishment of an organic garden, a rain harvest garden, a green roofed building or other similar features that provide an opportunity to educate students about the environment. The following guidelines apply to site planning of school facilities within Rio d’ Oro:

• Provide means of access for weekday use by the school.• Provide sufficient fences and gates to secure use by school children and to

monitor access to the school grounds on weekends and evenings.• Provide access to school play fields on weekends and after school.• Other facilities within the neighborhood park should include restrooms, storage,

tot lot, large group picnic area, outdoor amphitheater or performance stage, specialty gardens, water quality basins and swales, public art and predominance of native plants.

• Include optimum turf areas for passive play, and ample shadow from trees and structures such as picnic shelters and pergolas.

• Use pervious paving throughout the park.• Provide minimum required light levels as determined by local agency. Suggested

level is .5 foot-candle.

The architectural design of the school should reflect the designs of schools in traditional American neighborhoods in order to convey the community theme and provide an architectural showpiece for the Village. To further promote the Specific Plan’s Guiding Principle of Environmental Stewardship, the school should employ green building practices to improve the energy and resource efficiency of the buildings as well as create healthy, comfortable, well lit learning environments for children and educational professionals. In 2004, the Governor of California


Exhibit 5-4: Conceptual School Site Plan (For Illustration Purposes Only)


issued the Green Building Initiative (executive order S-20-04) encouraging all schools using public funds for new construction to build and operate energy and resource efficient buildings. Furthermore, the California Schools Workgroup, which consists of representatives from the Department of General Services’ (DGS) Division of the State Architect, the DGS Office of Public School Construction, the California Department of Education, Office of the Secretary of Education, the Department of Health Services, the California Energy Commission, and the California Integrated Waste Management Board, recommends schools be designed in accordance with the best practices manual, “CHPS California Criteria 2014 Edition.” This manual, prepared by the Collaboration for High Performance Schools (CHPS), integrates the Title 24 Energy Standards and CALGreen, establishes indoor environmental quality as the top priority and embraces design toward zero net energy.

5.6 Architectural GuidelinesThe intent of establishing basic architectural criteria for the construction of commercial and office buildings within the Specific Plan Area is to create a unique and interesting town core that is pedestrian oriented. Building construction must be of the highest quality. The emphasis is on materials, design, and construction in order to promote well-designed commercial buildings and maintain an attractive corridor along Highway 70. These Guidelines, along with the previous site planning criteria and the development standards provided in Chapter 7, allow for diversity in design and should promote a climate of individuality, while ensuring the architectural integrity of the community as a whole.

The proposed architectural character of all commercial areas shall be consistent with that of the “Sustainable Small Town Americana” design theme. Buildings will have a consistency of form, use of materials, and an appropriate treatment of ornamental detailing. Buildings serving as larger retail uses may receive the most attention to detail. A consistent and harmonious set of building forms are required. Traditional building types and traditional urban forms should provide a pleasing rhythm to the street and block patterns.


5.6.1 Commercial Building Design FundamentalsKey building form and facade design guidelines include:

• Commercial buildings must be designed with a strong recognizable base, body, and, possibly, a crowning element. The choice of materials for each of these elements is to reflect an appropriate representation of its function and theme.

• Building forms and facades may be broken into short vertical sections that are representative of typical small town American downtown buildings.

• The design of a building facade must reflect the nature and use of the original design as adaptively renovated over time. A variation of building heights, parapets, flat and pitched roofs, and building materials is encouraged to provide greater visual diversity and authenticity.

• Composition of building facades must reflect an understanding of traditional buildings, where the sense of solidity and architectonic expression reinforces the notion of town.

• In the Commercial Village, building entrances shall occur along the Arterial roadway to provide a front door presence and create a traditional “main street” feel.

5.6.2 Massing and FormFloor plans for commercial buildings should be designed on a 24-inch module to ensure efficient use of lumber during framing. Simple floor plans that do not require unnecessary excess lumber use are best. Massing of buildings must reflect the physical force of load bearing where appropriate. This look is intended to instill a sense of quality and the perception that the commercial center will last for generations. With larger buildings, appropriate massing becomes more important to maintain the human-scale of the development and create a visually pleasing street scene. Bay windows, stepped buildings, height changes, and setback variations between stores helps to break up large buildings as well as draw customer’s attention to entries and store locations. Tower elements or monumental features are encouraged at focal points, such as corners, plazas, major entrances, or where walkways meet streets. All elevations of a tower element or monument feature shall be completely constructed. In no instance shall a feature of this nature be left unfinished and exposed to public view.

GREEN CONCEPT Design simple floor plans on a 24-inch module to implement efficient use of building materials in the framing of commercial buildings.


5.6.3 ArticulationFront facades along public streets and Highway 70 shall use windows, entry features, columns and other design elements to soften the building’s appearance from the street. Buildings shall not be more than 50-feet long without some articulating element that breaks up the mass of the building. Building designs that preclude windows on elevations visible from the public right-of-way are discouraged. If windows are not feasible, faux windows, grates, trellises planted with vines or other design features shall be implemented to avoid large expanses of blank walls.

Acceptable design features that may be used to articulate walls include:

• Change in color• Change in plane• Recessed face• Change in texture, material or masonry pattern• Windows or doors• Porticos, awnings or canopies• Columns• Ribs or pilasters• Piers and fenestration pattern• Lattice or grates• A tree or equivalent element• An equivalent element that subdivides the wall into human scale proportionsSide facades of the building that face public streets should also be designed to soften the building’s appearance from the street. This is achieved by including material and design characteristics consistent with those on the front. Use of inferior or lesser quality materials for side or rear facades shall be discouraged except where facades are not visible from the public right-of-way or common open space. Side facades that face walkways or public streets may include false windows and door openings defined by frames, sills, and lintels, or similar modulations of the wall, only when actual doors and windows are not feasible because of the nature of the building’s use. Additional setbacks that accommodate landscaping or the inclusion of sidewalks and a landscaped planting strip are encouraged to soften the architecture of the building.


5.6.4 Base & Top TreatmentsBase and top treatments help to balance the weight of the building visually. Bases should appear to ground the building, while tops create a defined edge to the roof line.

Base treatments include facades that have a recognizable base that is different than the upper wall portions of the building. Base treatments may not be appropriate for all styles but if appropriate may include:

• Thicker walls, ledges or sills• Textured materials such as stone, masonry or textured concrete• Different colored materials such as ceramic tile, granite, marble, smooth finished

stone or block, mullions or panels• Raised planter boxes• Enriched landscaping with a mature height of at least 18-inches

Top treatments include facades that have a recognizable architectural feature or top located at the top of the building. Top treatments may include:

• Cornice treatments• Roof overhangs with brackets• Stepped or shaped parapets• Textured materials• Different colored yet compatible materials•


5.6.5 Roof FormsHipped and gabled roofs are encouraged. Roof pitches should be compatible with the architectural style of the building. Flat roofs should vary in height and be accompanied by cornice, trim, or other accent features.

Roofing materials that are generally acceptable include metal standing seam, asphalt shingles, concrete tile, ceramic tile, and slate or slate-like materials. Roofing materials shall be of high quality and durable. Maximizing the life cycle of the roof ensures that the roof will have to be replaced less frequently, thus reducing the use of materials and reducing the amount of waste diverted to the landfill. Roof colors should be light to provide a high level of reflectiveness to reduce the “heat-island” effect and maintain comfortable indoor environments.

GREEN CONCEPT Select durable, light colored roofing materials to minimize the creation of heat islands, moderate indoor air temperatures, and maximize the life of the roof.

Solar roofing panels or film are highly encouraged to provide an additional, renewable source of energy and promote sustainability. All mechanical equipment, including solar roofing panels or film, shall be integrated into the roof design or shall be screened from public view by an architectural element.

GREEN CONCEPT Utilize the roofs of commercial buildings for photovoltaic installation and the generation of solar energy.


5.6.6 Entry DesignPrimary building entrances shall be prominent and clearly identifiable to both pedestrian and vehicular traffic. Entries shall be designed as an integral part of the building and should include awnings, overhangs, arcades, or other design features that provide shelter from the hot summer sun. Additional elements, including massing variation, materials and color change, and change in roof form, enhance the building entry and create a pedestrian scale. For smaller retail buildings that are part of a cluster or strip, arcades, awnings, and simple signage may be acceptable as entry elements.

Service entrances shall be planned to be visually unobtrusive to site entries, building entrances, and public rights-of-ways. Whenever feasible, service entrances should be located behind or on the side of buildings.

5.6.7 Indoor-Outdoor RelationshipArchitecture and site design should respond to the region’s climate by providing indoor-outdoor transitional spaces, particularly in the Commercial Village where pedestrian activity is prevalent. Deeply covered, shaded and protected areas create visual depth and interest while providing shelter and appropriate pedestrian scaled spaces for the public. Each building shall utilize one of the following features to provide meaningful outdoor gathering and entry spaces:

• Arcades along building frontages that cover pedestrian walkways, separate buildings, or provide a more pleasing experience for pedestrians.

• Trellis work may also be used to create a covered walkway to protect pedestrians from the sun and rain or to provide aesthetic relief and a pedestrian scale to large buildings.

• Deep overhangs may be used to provide shade and protection only when appropriate to the architectural style.

• Awnings can be used to identify and cover entries as well as provide opportunities for signage. Awnings shall be no longer than a single storefront and shall be of a style and color complementary to the architectural style of the building.

• Porches or verandas offer great opportunities for outdoor seating areas adjacent to restaurants, coffee shops, bookstores and other similar uses.

• Courtyards or gardens integrated into the design of buildings also provide potential seating areas.

• Loggias may also be used to provide covered seating areas or other covered retail spaces.


5.6.8 Colors and MaterialsExterior colors and materials should be used to define the building’s form, details and massing. Colors and materials should be complimentary throughout the commercial area and should help establish the overall design theme. Their location in relationship to the pedestrian should also be considered to add interest to pedestrian spaces. Local and recyclable materials are encouraged.

Authentic materials are preferred and strongly encouraged; however, exterior materials may be prefabricated only if they are designed and applied to appear authentic. Local, renewable, and/or recycled materials are also preferred. No exterior insulation and finish systems (stucco over foam) shall be used within 6 feet of grade since these may be damaged by pedestrians. Selected materials and detailing should have an enduring appearance.

GREEN CONCEPT Utilize local, recycled, and/or readily renewable building materials when appropriate to conserve resources and reduce the use of energy required for the creation and transportation of materials.

The following building materials are allowed for use in exterior wall construction:

• Brick• Stone – natural and custom• Wood• Limestone or pre-coat concrete for window and door details• Stucco or cement plaster• Standing seam metal• Exterior insulation finishing system• Granite• Marble• Any other proposed materials that meet the established level of quality as

determined by the Planning Director.

Prohibited Building Materials

• Ceramic tile (only limited applications)• Plywood• Vinyl or aluminum siding• Plastic siding• Corrugated or reflective metal panels or roofs.


5.6.9 LightingLighting should be designed to enhance the architectural and landscape design features of the site. Fixtures should be consistent with the architectural character of the commercial center. Lighting within parking areas shall be designed to match the street lights throughout the Specific Plan Area with respect to color, design, and light fixtures. Additional lighting along pathways and within “Gathering Spaces” may occur in the form of bollards, pedestrian scaled lamp posts, ground lighting, and building mounted light fixtures and other pedestrian scaled lighting. Entries, key architectural features and landscaping focal points should be illuminated to create a strong positive image. Along pedestrian walks, lighting should provide appropriate illumination at a human scale without glare. Service area lighting should be positioned to de-emphasize the visibility of this area from streets and other public areas.

Light pollution should be minimized by using lighting techniques that prevent light from trespassing onto adjacent properties, reduce sky-glow to increase the visibility of the night sky, reduce glare and reduce impact on nocturnal animals. Interior lighting should be angled so that it intersects solid interior building surfaces and does not exit out of windows or it shall be controlled by timers or motion sensors so that it is automatically turned off when not in use. Lighting or lighting fixtures that are part of the canopy shall be recessed into the underside of the canopy to avoid any protrusions below the canopy surface of more than 2 inches. Lighting shall be designed to minimize the amount and intensity of light to prevent light from spilling onto adjacent properties. Exterior lighting within commercial sites shall provide adequate illumination during nighttime hours but shall be limited to those areas that require illumination for safety and comfort. Lighting shall be designed to minimize skyglow and light trespass as follows:

• Light only those areas required for safety and comfort.• Turn off interior lighting not used after business hour. • Where appropriate, use censored lighting both indoors and outdoors.• Design outdoor lighting to produce no more than 0.01 horizontal foot candles 15

feet beyond the site.• Ensure fixture lumens are emitted straight down (90 degrees or higher from the

lowest point) regardless of their location.

GREEN CONCEPT Minimize sky glow through the careful design and use of lighting within commercial buildings, parking areas, and landscapes.


5.6.10 SignsThe following guidelines are intended to create a strong image and identity for the Rio d’ Oro commercial community, reduce visual clutter, and inform visitors and nearby residents of the amenities and services available. All signage within commercial centers shall meet the following guidelines and maximum dimensions.

The size, shape, and scale of signs should be proportional to the building on which they are placed. Signs should be integrated into the building design whenever possible and should appear to be an extension of the building. Signs should be legible and attractive and should be located so that they can be easily seen.

Similar to commercial buildings, signs should be constructed of local, recycled and/or rapidly renewable materials when appropriate to conserve resources and minimize energy use associated with transportation of signs to commercial sites. Materials should be durable to maximize the life cycle of the sign, thus reducing the need for replacement and premature diversion to the landfill.

GREEN CONCEPT Construct signs using durable materials and, when appropriate, utilize local, recycled and/or readily renewable materials.

Illumination of signs shall be limited. Projected lights or light fixtures that direct light onto the sign are preferred since they allow the sign to be architecturally integrated into the building. Use of small, unobtrusive fixtures are encouraged. Care should be taken to ensure that projected lights are properly shielded to prevent glare or light trespass onto adjacent properties. Individually illuminated letters for signs are preferred to internally illuminated plastic cabinet signs. When plastic cabinet signs are used, the background field shall be opaque so that only the letters appear illuminated. Neon and flashing signs are not permitted.

GREEN CONCEPT Limit lighting in signage to reduce sky glow.

Two types of signage are permitted for commercial developments within Rio d’ Oro. The first type of sign is a freestanding sign that is located near the entry to the commercial center and is directed towards drivers passing by or entering into the commercial area. The second type of sign is specific to the individual use of each commercial unit. Corporate and chain store signage is permitted.


Highway SignHighway signs may be used to announce the community as a whole and identify the presence of each commercial centers along Highway 70. To preserve the scenic qualities of this corridor only 3 Highway signs shall be permitted: One announcing the Community and one for each commercial area. Commercial Center signage may also identify major commercial tenants within the center by integrating individual tenant signs into the sign. The sign may also include up to 5 individual smaller tenant signs, which must be uniform in size and contain smaller copy. The sign structure shall be designed to be architecturally consistent with the commercial center by including design elements, details and colors from the associated buildings and the community as a whole. See Exhibit 5-5: Typical Highway Sign.

Highway signs in Rio d’ Oro shall consist of a sign panel and a stone veneer base. The base shall not exceed 5 feet in height and shall be placed so as not to impeded the visibly of drivers making turning movements. The sign panel shall not exceed 10 feet in width and 8 feet in height (80 square feet) and should be recessed into the base so that the overall height of the sign and base combined does not exceed 12 feet in height. The base of the sign shall also not exceed 20 feet in length. Letters, numbers, symbols and letter forms may be up to 32 inches tall for the commercial center and up to 24 inches tall for individual tenant signs. A 4-inch margin of blank space shall be provided between the sign copy and the edge of the sign panel. Internal illumination is only permitted for sign copy and is prohibited for the sign background. External, low-profile Illumination is preferred. Neon is prohibited. Plastic is permitted for the sign copy only, not the sign background.

Exhibit 5-5: Typical Highway Sign


Freestanding SignFreestanding signs announce entry into commercial centers and can also identify major commercial tenants within the center. There shall be no more than one freestanding sign per street frontage. Freestanding signs shall include the name of the commercial center and the address of the site. The sign may also include up to 5 individual smaller tenant signs, which must be uniform in size and contain smaller copy. The sign structure shall be designed to be architecturally consistent with the commercial center by including design elements, details and colors from the associated buildings and the community as a whole. See Exhibit 5-6: Typical Commercial Freestanding Sign.

Freestanding signs in Rio d’ Oro shall consist of a sign panel and a stone veneer base. The base shall not exceed 3 feet in height and shall be placed so as not to impeded the visibly of drivers making turning movements. The sign panel shall not exceed 7 feet in width and 4 feet in height (28 square feet) and should be recessed into the base so that the overall height of the sign and base combined does not exceed 6 feet in height. Letters, numbers, symbols and letter forms may be up to 24 inches tall for the commercial center and up to 18 inches tall for individual tenant signs. A 4-inch margin of blank space shall be provided between the sign copy and the edge of the sign panel. Internal illumination is only permitted for sign copy and is prohibited for the sign background. External, low-profile Illumination is preferred. Neon is prohibited. Plastic is permitted for the sign copy only, not the sign background.

Exhibit 5-6: Typical Commercial Freestanding Sign


Individual Tenant SignsIndividual tenant signs refer to signs that identify the occupants of individual commercial units. Individual tenant signs shall be located on the unit occupied by that tenant. Only one tenant sign is permitted per commercial frontage. With few exceptions individual tenant signs should be oriented toward pedestrians so that they can be easily read from the adjacent sidewalk. Individual tenant signs shall be located on the building wall below the eave line.

Appropriate individual tenant signage include wall signs, shingle signs, awning signs, and window signs. Individual tenant signs shall be proportional in size, shape, and scale to the building. Smaller storefronts should have smaller signs while larger storefronts may have larger signs. The maximum sign size shall be equal to one square foot of sign per lineal foot of unit frontage plus one square foot of sign area for each 200 square feet of floor area. Numbers, lettering, and letter forms shall not exceed 18 inches in height. A 4-inch margin of blank space shall be provided between the sign copy and the edge of the sign panel. Signs shall not exceed more than 25% of the face of the retail unit.

Signage should be limited to convey information about each individual tenant as brief and succinctly as possible. No signs shall be permitted on the premises that are visible beyond the boundaries of the premises that advertise, identify, or direct the attention of the public to specific food, beverages, or products for sale or consumption on the premises. Signs should be legible and should limit the number of lettering styles, colors, and materials. Only the name and/or symbol of the building occupant are permitted.

Sign materials should be durable and high quality. Cabinet signs are not permitted. External illumination is preferred however internal illumination is permitted for copy only, not for the sign background. Neon is prohibited.

5.6.11 Utility & Mechanical EquipmentAll exterior on-site utilities, including but not limited to drainage systems, sewers, gas lines, water lines and electrical, telephone, and communication wires and equipment, shall be installed and maintained underground to the extent feasible.

Transformers, electrical equipment, HVAC units and other mechanical equipment shall be screened from streets, parking lots, and connecting walkways. Whenever feasible, equipment shall be mounted within mechanical rooms on the interior or exterior of the building. When interior mounting is not practical, equipment shall be screened from public view. This may be achieved by placing such equipment on the


roof where they can be screened by roof forms, or by placing equipment on the side or rear of building where they can be screened by durable, noncombustible walls and landscaping. Where possible, large mechanical and utility equipment should be integrated into enclosures. Screening details shall incorporate elements that are compatible with the architectural style of the building. Proper landscaping, including trellises, also may help to screen these elements.

HVAC units and other mechanical equipment should be located to maximize efficiency. When located outside the building, HVAC units should be located on the north side of the building or in an otherwise shaded area to ensure that the unit does stays cool and does not have to work to regulate the building’s indoor air temperature. When located inside the building, the HVAC unit should be located within a conditioned space to regulate the surrounding indoor air temperature, thus keeping the unit cooler and requiring less energy to function.

GREEN CONCEPT Locate HVAC and other mechanical equipment in strategic locations and ensure proper installation and calibration to promote the most efficient and best use of the equipment.

Backflow preventors shall not be located in turf areas or within 60 feet from the center line of the project’s entry driveway. Backflow preventors should be located, if possible, with other above ground utility equipment or in an inconspicuous location where it can be screened by landscaping or other design elements.

All antenna and satellite dishes visible from the ground (or ground floor) must be submitted for review to the Master Developer and are subject to all federal regulations.

5.6.12 Service & Storage AreasService and storage areas are to be located behind or to the side of buildings, siding onto secondary access roads and not primary streets. These features shall be screened from public view of streets, Highway 70, residences, pedestrians walkways, and connecting trails with walls and landscaping as much as possible. Service and storage areas should not conflict with pedestrian walkways.


Loading & UnloadingProvisions shall be made on each commercial site for necessary loading and unloading. Loading and unloading shall not occur on any public street or within a primary entry or drive connection. Signage should clearly indicate appropriate loading and unloading hours and locations that meet the requirements of Butte County and each business. Hours and locations should be carefully considered to minimize the impact of noise on the surrounding residential neighborhood.

Loading and unloading zones shall be clearly marked by painted curbs and appropriate signage. Loading docks for large scale loading and unloading shall be provided as necessary and shall be located in the rear or side of commercial buildings so that they are not visible from public streets or Highway 70. When required, loading docks shall not be less than 15 feet wide and 35 feet in length with 14 feet of clearance, or as otherwise determined by the Community Development Director. No loading doors shall face a public street, pedestrian corridor, or “Gathering Space”.

Trash EnclosuresCommercial tenants shall be required to dispose of large amounts of recyclable materials and refuse in centralized trash enclosures. Refuse and recycling containers should be easily accessible by service vehicles but screened from view from the street, parking lots, and connecting walkways through location, roof forms, walls, or landscaping. Screening details should incorporate elements that are compatible with the architectural style of the building. Trash enclosures shall be constructed of masonry with metal doors. Proper landscaping, including trellises, may also help to screen these elements. Large trash and recycling enclosures shall not be located near pedestrian walkways. Enclosures should be securely designed to prevent trash and other waste materials from leaving the enclosure, thus preserving the commercial center’s aesthetic appeal and prevent such materials from accidentally entering the arroyos, drainages and other sensitive habitat area. The size and functionality of recycling and trash areas should be coordinated with the anticipated uses and should be designed to maximize the effectiveness of recycling. Cardboard balers and aluminum can crushers are encouraged to further enhance recycling.

GREEN CONCEPT Provide and locate recycling facilities within convenient locations to encourage recycling and reduce the amount of waste diverted to the landfill.

GREEN CONCEPT Design trash areas to prevent litter and potential pollutants from entering the arroyos and other sensitive habitat areas.


Outdoor Storage AreasOutdoor storage areas should be incorporated into the design of the commercial center to avoid visual impacts on the Specific Plan Area and Highway 70. Outdoor storage areas should be located away from the street, behind, or to the side of buildings, and screened by walls and landscaping Shopping cart storage areas shall be incorporated into the building design to provide a visual screen of carts from parking areas.

5.6.13 Sustainable Building FeaturesCommercial buildings within Rio d’ Oro shall incorporate green building practices to reduce water use, exceed energy efficiency standards, minimize the use of construction materials, minimize construction waste diverted to the landfill, and improve indoor air quality. The following sections describe a variety of potential green building practices that can be implemented within Rio d’ Oro commercial development, however, additional or supplementary green building practices may also be implemented to achieve these goals.

Reduce Water UseCommercial development within Rio d’ Oro shall reduce the generation of waste water and the demand for potable water by installing high efficiency water conserving fixtures such as toilets, urinals, and faucets. When possible, recycled stormwater shall be used for toilets and urinal flushing, mechanical systems, and other custodial uses.

Energy and Water EfficiencyRio d’ Oro commercial development shall employ design techniques and building materials that reduce the use of energy for the life of the project. The intent is to reduce the project’s carbon footprint and minimize the project’s contribution to global warming. The following list provides a variety of options that may be implemented to achieve this goal:

• Installing and calibrating HVAC, lighting, domestic hot water, and other energy related system to maximize energy performance.

• Installing high efficiency HVAC, water heaters, washers, dryers, stoves, refrigerators, lighting and other appliances.

• Restricting HVAC systems that use CFC-based refrigerants.• Selecting refrigerants and HVAC systems that minimize or eliminate ozone

depleting compound emissions.• Maintaining and monitoring HVAC and other equipment to prevent refrigerant

leakage.


• Installing fire suppression systems that do not contain HCFCs or halons.• Designing buildings to allow natural heating and cooling by including operable

windows if appropriate, carefully placing windows, installing high efficiency window panes, and providing increased insulation.

• Providing thermal mass floors and walls or hydronic radiant heating systems in floors and walls.

• Tightly sealing building envelopes to ensure maximum energy efficiency while still allowing for proper ventilation.

• Installing photovoltaic (Solar) panels or film to reduce demand for energy.• Installing solar water heating systems or on-demand water heating systems to

reduce the demand for energy.

Commercial projects within Rio d’ Oro are not required to implement all of the aforementioned methods. The methods chosen to achieve energy efficiency should be chosen on a case by case basis based upon the cost, effectiveness, and practicality of each in relationship to the project.

Reduce Materials and WasteThe use of construction materials shall be reduced by using some or all of the following design methods:

• Using fly-ash in concrete foundations (30% or higher).• Using engineered or FSC-Certified lumber.• Using reclaimed wood or other recycled building materials.• Designing on 24-inch modules to reduce waste.• Using rapidly renewable construction materials such as bamboo, cotton insulation,

agrifiber, linoleum, wheatboard, strawboard, cork or comparable materials.

In addition, the use of high quality, durable materials are required so that these materials will not have to be replaced as frequently, reducing the amount of waste diverted to local landfills.

Construction waste shall be reduced by establishing a construction waste management plan for all new commercial construction. This plan shall consider the recycling of cardboard, metal, brick, acoustical tile, concrete, plastic, clean wood, glass, gypsum board, carpet, and insulation. Recycling areas shall be designated on each construction site to accommodate segregated or commingled construction waste. Recycling efforts shall be tracked and documented throughout each phase of construction for each commercial area.


Indoor Air QualityImproved indoor air quality ensures that commercial developments in Rio d’ Oro will provide a healthy and enjoyable atmosphere for commercial patrons. Some or all of the following building techniques shall be implemented to contribute to improved indoor air quality:

• Installing ventilation systems that are designed to meet or exceed the minimum outdoor air ventilation rates described by ASHRAE standards.

• Installing carbon dioxide sensors.• Installing air flow sensors that inform the HVAC system to correct air-flows.• Performing building flush-outs prior to occupancy of commercial buildings or

testing air to ensure contaminates are no longer inside the building.• Reducing the amount of indoor contaminants by using low VOC and formaldehyde

free adhesives, paints, plastics, coating, primers and other building materials.• Designing cleaning supply storage and maintenance areas with separate exhaust

systems.• Installing grills, grates, or other entryway systems to prevent contaminants from

entering the building.

5.7 Supplemental Standards for Specific UsesSupplemental standards have been created to address design concerns specific to particular uses or building types. The following standards shall be implemented in addition to the site planning and architectural design guidelines previously provided in this chapter. If conflicts arise between the supplemental standards and the generalized standards, the supplemental standard shall prevail.

Large EstablishmentsThe following standards shall be implemented to ensure that department stores, large scale grocery store/drug store combinations, storage facilities or other large retail stores that contain 50,000 square feet or more gross floor area are compatible with the surrounding area and contribute to the unique community character of Rio d’ Oro:

• Large retail or warehouse style retail establishments should be located along Highway 70 for maximum exposure to freeway traffic and to minimize conflict with nearby residential uses.

• Facades greater than 100 feet in length shall incorporate wall plane projections or recesses having a depth of at least 3% of the length of the facade and extending at least 20% of the length of the facade.

• Building designs that break up massing by creating the appearance of multiple


smaller storefronts are encouraged.• For establishments that do not have street frontage and front onto a parking lot,

pedestrian access shall be provided across the entire length of the store. This area shall consist of a minimum 8-foot minimum clear width sidewalk separated from the parking lot by an additional 6-foot wide landscape zone that shall include trees in tree grates, potted plants, planter beds, or any combination of these.

• Primary ground floor facades that face public streets shall have arcades, display windows, entry areas, awnings, and other such features along no less that 50% of their horizontal length.

• At least 50% of the store’s frontage shall be glazed (Faux windows are acceptable).

• No interrupted length of any facade shall exceed 30% of the facade’s total length or 100 horizontal feet, whichever is less. Wall plane interruptions can include any of the following:- change in plane- change in color- recessed face- change in texture- windows and doors- porticos, awnings, or canopies- columns- equivalent architectural features as approved by the Master Developer

Medium Retail EstablishmentsSmall, separate retail establishments that occupy less than 50,000 square feet of gross floor area under each roof and have a separate exterior customer entrance at the street level shall provide storefront glass for at least 50% of each facade’s length. Storefront glass shall consist of not more than three (3) foot sills and not less than eight (8) foot head height.

Blank side and rear building facades shall not be more than 30-feet long without some articulating element such as a widow, column, change in wall texture or color, change in wall plane or other design feature that breaks up the mass of the building.


Small In-line Retail StoresSmall, in-line, or attached retail stores shall incorporate primary building elements that emphasize individual entries. These forms should be larger in scale than the actual entrances. Columns, arcades, covered walkways, or trellises should be incorporated into the design of the building to emphasize pedestrian connections throughout the site. Pockets of seating, plazas, landscaping, and other design elements are encouraged to provide resting areas and add to the overall pedestrian experience.

Unique storefront designs are encouraged through the creative use of signage, entry motifs, and varied color palettes. Components of a typical storefront include the entry door, display windows, transom windows, storefront columns, awnings, vertical support walls, decorative lintels, second and third floor windows that are spaced and proportioned to the façade with decorative trim, sills and hoodmolds, and finally a decorative cornice on a parapet or pitched roof.

Restaurant UsesRestaurants should be designed to create or take advantage of “Gathering Spaces” throughout commercial centers. Outdoor seating areas that include tables, chairs, umbrellas, potted plants, trellises and other design features are strongly encouraged. Outdoor seating areas should be located so that they are visible to the public whenever possible.

Franchise or chain restaurants should be designed to reflect the overall architectural theme of the shopping center. Standardized architecture shall only be permitted if the architectural style and design meet the requirements of the Commercial Guidelines contained herein.

Ancillary structures, whether attached or freestanding, shall be designed with style, colors, and materials compatible to the primary building and shall be constructed with durable materials that are easily maintained. Service areas and utilities shall be fully screened with walls, fences, landscaping or other forms that are compatible with the primary building colors and materials.


Drive-through and Drive-up UsesRestaurants, banks, or other businesses with drive-up or drive-through facilities, whether attached or freestanding, shall be designed as an integral part of the commercial center. This may be achieved through building placement and orientation and through architectural design. Drive-up windows should be incorporated into the primary building through architectural forms, colors, and materials, and should be located so that they are not visible from the public street. Drive-up aisles should be of sufficient length to prevent interference with street traffic and major circulation routes through the shopping center. Outdoor ordering systems shall be located a minimum of 100 feet from any residential property line and should be sited to direct sound away from residential neighborhoods and “Gathering Places.”

Entertainment UsesEntertainment uses, including theaters, nightclubs, bars, billiard halls, bowling alleys and other similar uses shall utilize a high degree of architectural expression to reflect their function. Architectural designs should be especially attractive to draw attention and instill a sense of excitement. Building entrances should be emphasized with architectural forms, special materials, distinctive lighting, signage or other elements that dramatize their use. Entertainment uses shall be sited and separated from residential and other uses that may conflict with greater amounts of light, noise, and pedestrian traffic.

Convenience Stores And Gas StationsConvenience stores and gas stations shall be located along arterials and highways for easy vehicular access. When located on corner lots, access should be provided from adjacent sites or side streets if possible to avoid congestion on major thoroughfares.

The architectural style of these buildings shall be complimentary to the adjacent commercial architecture and shall incorporate similar colors and materials. Colors and materials should be subdued to promote a harmonious appearance with the surrounding area. Bright accent colors used to express corporate logos shall be used on a limited basis and shall not be internally illuminated except as permitted for a sign (See the Butte County Zoning Code).

Canopies shall not exceed 16.5 feet in height and shall be architecturally integrated into the building through the use of complementary colors and materials. Bright or highly reflective colors or materials are not permitted.

Unsightly storage and service areas of the property shall be screened from public view as necessary by buildings, walls, berms, or landscaping. Screening walls shall be constructed of noncombustible materials and should be consistent with the colors


and materials of the primary building. Screening walls, if used, should be softened by landscaping or other design features. Wood fences shall not be permitted for this purpose.

Gasoline service islands, pumps, or other product dispensing areas shall also be partially screened from public streets through their location, design, or by landscaping, low walls, or berms. Wood fencing and walls over 4 feet shall not be permitted for this purpose. If low walls are used, they shall be designed with similar colors and materials that compliment the primary building. Walls shall also be softened by the use of berms or landscaping.

Fuel pump islands shall be separated by a minimum of 25 feet. Outer edges of fuel pump islands shall be separated from drive aisles by no less than 12 feet The end of fuel pump islands shall be separated from required drive aisles by a minimum of 15 feet.

5.8 LandscapingLandscape improvements in the commercial areas require refinement and simplicity due to the anticipated types and levels of use. Exhibit 5-7 illustrates an example of appropriate commercial landscaping. Landscape designs should integrate sustainable site design and landscape features that conserve resources such as the following:

• Install pervious paving in public spaces and direct surface runoff to bio-swales.• Apply current water quality means and methods to appropriately filter storm

runoff and minimize underground drainage systems.• Install site furnishings that are constructed of recycled materials and/or are locally

supplied. Use of local stone found on the Rio d’ Oro site is recommended.

Plant palettes should be selected that are suitable for public landscapes. The following guidelines ensure the proper selection of plants within commercial landscapes:

• Plants should be primarily broad leaf evergreen, with a variety of blossom and leaf colors.

• Select plants that are low maintenance and have vigorous growth, able to withstand impacts of public use.

• Utilize bubbler sprinklers wherever possible to minimize overspray onto paving areas.

• Planting areas should be contiguous so that roots can spread freely.• Trees for public spaces should be deciduous and relatively debris-free.• Select trees that do not have invasive root systems.


Exhibit 5-7: Commercial Landscaping (Illustrative Only)

Documents

NON-RESIDENTIAL DESIGN - Butte County · 2014-10-03 · 5.1 Purpose and Intent The overall intent of the Non-Residential Building and Site Design Guidelines is to create a unique